DEPARTMENT of CITY PLANNING City Planning Commission

DEPARTMENT OF CITY PLANNING Recommendation Report

m City Planning Commission

Date: March 10, 2016 Case No.: CPC-2015-2593-GPA-ZC- HD- Time: After 8:30 A.M. ZAA-SPR Place: Los Angeles City Hall CEQA No.: ENV-2014-4755-EIR 200 N. Spring Street, Room 350 Incidental VTT-73656-CN Los Angeles, CA 90012 Cases: Related Cases: None Council No.: 10 - Hon. Herb J. Wesson Jr. Public Hearing January 6, 2016 Plan Area: West Adams-Leimert Park- Completed: Baldwin Hills Appeal Status: Appealable to City Council Specific Plan: None Expiration Date: March 21, 2016 Multiple Approval: Pursuant to Section 12.36 of Certified NC: West Adams the L.A.M.C. (Multiple General Plan: Existing: Limited Entitlements), appealable to Manufacturing City Council by any party Proposed: Community Commercial Zone: Existing: MR1-1VL Proposed: [T][Q]C2-2D Applicant: CP V Cumulus, LLC. Representative: Brad Rosenheim, Rosenheim & Associates

PROJECT 3321, 3351 South. La Cienega Boulevard LOCATION: 5707-5735 West Jefferson Boulevard.

PROPOSED Mixed-Use Development of 1,210 dwelling units, and 300,000 square feet of commercial and PROJECT: office floor area. The commercial space would include 200,000 square feet of office space, 50,000 square feet of grocery store, 20,000 square feet of restaurant space, and 30,000 square feet of general retail. Parking would be provided within a combination of above ground and subterranean parking levels for the project, in accordance with Los Angeles Municipal Code (LAMC). The project will have an FAR of 3.9:1.

The project includes demolition and removal of all existing structures to be replaced with an approximately 1,900,000-square-foot transit-oriented, mixed-use structures consisting of podium style buildings, ranging in height from 110 feet for the podium buildings and up to approximately 320 feet for the tower. REQUESTED ACTIONS: ENV-2014-4755-EIR 1. Pursuant to Section 21082.1(c)(3) of the California Public Resources Code, review and consider the certification of the Environmental Impact Report (EIR), ENV-2014-4755-EIR, SCH No. 20135031047, including the Environmental Findings, the Project Design Features, Mitigation Monitoring Program, and Statement of Overriding Considerations. Case No. CPC-2013-521 -DB-SPR Page 2

CPC-2015-2593-GPA-ZC-HD-ZAA-SPR 1. Pursuant to L.A.M.C. Section 11.5.6, a General Plan Amendment (West Adams-Baldwin Hills-Leimert Community Plan) from ‘Limited Manufacturing’ to ‘Community Commercial’.

2) Pursuant to L.A.M.C. Section 12.32-Q, a Zone Change and Height District Change from MR1-1VL to [T][Q]C2-2D with an FAR of up to 3.9:1.

3) Pursuant to L.A.M.C. 12.28, a Zoning Administrators Adjustment to allow for an increase of no more than 20% (8 dwelling units) to the Density (lot area per unit) set by the R4 zone regulations.

4) Pursuant to LAMC 16.05, a Site Plan Review for a project which creates, or results in an increase of 50 or more dwelling units.

RECOMMENDED ACTIONS: 1. Find that the City Planning Commission assessed the Jefferson & La Cienega Project Environmental Impact Report, EIR No. ENV-2014-4755-EIR, SCH No. 2015031047, certified on January 26, 2016. The City Planning Commission finds that pursuant to CEQA Guidelines, Section 15162, based on the whole administrative record, no subsequent EIR or negative declaration is required for approval of the Project. 2. Approve a General Plan Amendment (West Adams-Baldwin Hills-Leimert Community Plan) from ‘Limited Manufacturing’ to ‘Community Commercial’. 3. Approve a Zone Change and Height District Change from MR1-1VL to [T][Q]C2-2D with an FAR of up to 3.9:1. 4. Approve Site Plan Review findings for a project with over 50 dwelling units; 5. Deny the Zoning Administrator’s Adjustment findings for an increase of no more than 20% (8 dwelling units) to the Density (lot area per unit) set by the R4 zone regulations. 6. Adopt the attached Findings; 7. Advise the applicant that, pursuant to California State Public Resources Code Section 21081.6, the City shall monitor or require evidence that mitigation conditions are implemented and maintained throughout the life of the project and the City may require any necessary fees to cover the cost of such monitoring; 8. Advise the applicant that pursuant to the State Fish and Game Code Section 711.4, a Fish and Game and/or Certificate of Game Exemption is now required to be submitted to the County Clerk prior to or concurrent with the Environmental Notices and Determination (NOD) filing.

VINCENT BERTONI Director of Planning

Sergio Ib^r-raJHearing-Gfficer Telephone: (213) 978-1324

Luciralia Ibarra Charles J. Rausan, JR Senior City Planner Associate Zoning Administrator

ADVICE TO PUBLIC: *The exact time this report will be considered during the meeting is uncertain since there may be several other items on the agenda. Written communications may be mailed to the Commission Secretariat, 200 North Spring Street, Room 532, Los Angeles, CA 90012 (Phone No. 213-978-1300). While all written communications are given to the Commission for consideration, the initial packets are sent out the week prior to the Commission's meeting date. If you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at the public hearing agendized herein, or in written correspondence on these matters delivered to this agency at or prior to the public hearing. As a covered entity under Title II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate on the basis of disability, and upon request, will TABLE OF CONTENTS

Project Analysis...... A-1 Project Description Background Analyses Discussion of Issues Conclusion

Conditions of Approval C-1

Findings ...... F-1 General Plan/Charter Findings Mobility Element Health & Wellness Element Sewerage Facilities Element Density Bonus Findings Site Plan Review Findings Environmental Findings

Public Hearing and Communications P-1

Exhibits:

A - Plans

B - Solar Roof Plan

C - Environmental Clearance (http://planning.lacity.org/eir/jeffersonlacienega/jeffersonlacienegacoverpg.html)

D - Maps General Plan Amendment Map Zone Change Map CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-1

PROJECT ANALYSIS

Project Description

The project applicant, CP V Cumulus, LLC, proposes a mixed-use project comprised of 1,210 dwelling units, and 300,000 square feet of commercial and office floor area. The commercial space would include 200,000 square feet of office space, 50,000 square feet of grocery store, 20,000 square feet of restaurant space, and 30,000 square feet of general retail on a 11.19 acre site located at 3321, 3351 S. La Cienega and 5707, 5717, 5727, 5733, 5735 W. Jefferson Boulevard. The site is bounded by a self-storage facility, movie/stage set production & rental facility and an antiques warehouse to the west and a tile and stone store, Furniture and Home Design store and an Audio and Visual Production Service to the south. To the south and east of the project site are Jefferson Boulevard and La Cienega Boulevard, respectively. To the west are industrial buildings zoned MR1-1VL. The Culver City boundary and the Ballona Creek are located approximately 750 feet further west. Uses include public self-storage, antique retailer, and a warehouse. To the north are industrial buildings zoned MR1-1VL. Uses include tile/stone reseller, furniture designer/retailer, vehicle engine/parts installation, digital/visual effects office, and production facilities for visual and special effects.

The site is comprised of one parcel and is presently improved with commercial office, manufacturing and warehouse buildings, and two existing radio tower structures. The subject property is currently occupied by KLOS and KABC radio stations, automotive repair and upholstery, woodworking and storage yard. CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-2

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The project will replace the existing commercial office, manufacturing and warehouse buildings for the construction of one mixed-use building with a height of up to 110 feet fronting both Jefferson Boulevard and La Cienega Boulevard, and a mixed use tower measuring approximately 320 feet along the northern end of La Cienega Boulevard. The project would have a floor area ratio of 3.9:1 across the entire site with a total floor area of 1,900,000 square feet. The residential units are expected to include 609 1-bedroom units (50 percent of total), 487 2-bedroom units (40 percent of total), and 122 3-bedroom units (10 percent of total). CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-3

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The 30-story mixed use tower at the northeast corner of the subject property incorporates ground floor retail along La Cienega Boulevard and 5-stories of parking with a 6th floor podium courtyard. Beginning at the 6th floor through the 24th floor are residential units. This building sits atop 2 levels of subterranean parking.

Mixed-Use Podium Building

The 7-story mixed-use podium style building is located on the remainder of the subject property, and while it appears as two separate buildings fronting each street, its technically one cohesive building. The portion of the 7-story building in the western portion of the site is a mixed-use building with 2-story townhomes lining the north and east elevations. On the ground floor and second level is office floor area and amenity gym space. Residential units are located on levels 3-7, with an outdoor podium courtyard and indoor double height residential amenity on the 4 th floor.

Located along Jefferson Boulevard is the portion of the 7-story mixed-use building with a ground floor bike hub, two levels of parking structure, and a service and loading area. Residential CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-4 dwelling units are located on levels 3-7 connected by podium level outdoor courtyards and an indoor amenity space. Wrapping the corner from Jefferson to La Cienega and continuing to just south of the main vehicular driveway of the subject property is the portion of the 7-story mixed use building that fronts La Cienega. This building comprises the majority of the ground floor retail space. Residential dwelling units area located on levels 3-7 connected by the podium level outdoor courtyard area.

Beneath the 7-story podium buildings are two levels of subterranean parking, which provide residential parking accessed through the ingress/egress driveway at the southwest corner and through the main driveway at La Cienega Boulevard and Boden Street.

Open Space

The proposed project contains a total of 1,210 dwelling units of which there are proposed 462 dwelling units with 3 habitable rooms and 756 dwelling units with less than 3 habitable rooms. As such, per LAMC Section 12.21 G.2, the project must provide a minimum of 133,350 square feet of Open Space [(462 units x 125 s.f. = 57,750) + (748 units x 100 s.f. = 74,800 s.f.) = 132,550]. A total of 132,550 square feet of Open Space is provided for the project within a combination of podium courtyards, a park plaza area, landscaped paseos, and public plaza areas.

All of the provided Open Space area, as described above, is Common Open Space. Per LAMC Section 12.21 G.2.(a)(3), at least 25% of the required Common Open Space will be landscaped. Additionally, as shown on the landscape plans submitted with the instant application, extensive landscaped areas are provided throughout the subject property, including the .68 acre park plaza area referred to as the Zocalo with an entrance along La Cienega, as well as a paseo, ground floor plazas along La Cienega, shaded walking paths, seating areas, roof decks, planted balconies, and other common gathering areas. Also per LAMC Section 12.21 G.2.(a)(3), at least one 24-inch box tree for every four dwelling units must be provided on site and may include street trees in the parkway. As shown on the landscape plans submitted with the instant application, there are over 305 trees proposed to be planted on the subject property with box size equal to or greater than 24 inches (1,210 units ^ 4 = 302.5 trees).

TABLE 1 PROVIDED OPEN SPACE Use Amount Rate Total Size (sf) Less than 3 748 units 100 sf/unit 74,800 sf Habitable Rooms 3 Habitable Rooms 462 units 125 sf/unit 57,750 sf Greater than 3 0 units 175 sf/unit 0 sf Habitable Rooms Total 132,550 sf

Site Access and Parking

Pedestrian access. Pedestrian access to the subject property is provided along the La Cienega Boulevard ground floor plaza and via a sidewalk along Jefferson Boulevard. Residential lobbies are located along the corner of Jefferson and La Cienega, abutting the public plaza, adjacent to the retail component of the residential tower, two lobbies near the southwest corner of the Zocalo, one providing access for the office component and the other for residential, and finally there is lobby along the southern end of the shared bike path, emergency vehicle access way, which provides another entry point to the office component. In addition, the Zocalo with an entrance along La Cienega Boulevard, provides a publicly accessible 0.68 acre park. The CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-5 corner of La Cienega and Jefferson Boulevards features a public plaza with seating areas and landscaping. The project also features wide sidewalks along both Jefferson and La Cienega and to be planted street trees. Podium style courtyards are provided for residents on the third floor of the project.

Vehicular Access. Vehicle access for the project would be via three ingress/egress driveways, and two driveways for loading purposes only. The primary vehicular access is from a signalized driveway off La Cienega Boulevard at Boden Street, with access to at-grade, above-grade and subterranean parking structures as well as the park plaza area. Three driveways will be located along Jefferson Boulevard; two driveways will provide ingress/egress access to parking; and one will provide access to one of the commercial loading dock serving the project. An additional driveway along La Cienega Place (alley) along the northern boundary of the subject property will provide access to the commercial loading area serving the high-rise tower building at the northeast corner of the subject property.

Vehicle Parking. The project provides parking per the requirements of LAMC Section 12.21. Parking would be provided on the site within a combination of above ground and subterranean parking levels. LAMC 12.21.A.4 allows a replacement of 1 auto parking space per 4 bicycle parking stalls provided. For residential, 320 auto spaces can be replaced. For commercial uses, 40 auto spaces can be replaced. Thus, 2,371 vehicle parking spaces would be provided.

Bike Access. Residents will be able to park their bicycle at the Bike Hub at the southwest corner of the project site, along Jefferson Boulevard, as well as within bicycle spaces along La Cienega and within the Zocalo. A landscaped bike path will also be provided on a north/south axis on the western end of the project, via the Jefferson Boulevard frontage.

Expo Line Access. The subject property is located directly north of the La Cienega/Jefferson Metro Expo LRT Station. The Expo line provides connectivity to a number of other transit lines operated by Metro as well as other transit providers. It is expected that the proximity of the proposed Project to the Metro Expo LRT Station will encourage the use of transit by on-site residents and their guests, retail and restaurant patrons, and employees for the commercial/office space.

Bicycle Parking. The project will provide 1,491 short- and long-term bicycle parking spaces. Patrons and visitors as well as residents who need to park their bicycles will be able to utilize short term bicycle parking, located at the corners of the project site and midblock along La Cienega Boulevard. A 6,282 square foot bike hub along Jefferson Boulevard on the southwest corner of the project site will provide 760 short- and long-term bicycle spaces with a 100 square foot workshop. On the northwest corner of the central park plaza, an indoor bicycle parking area will provide 320 short- and long-term residential bicycle spaces, and 20 long-term spaces for the offices. Long-term bicycle parking will be provided within every level of parking.

Table 2 provides a summary of the required number of parking spaces for vehicles and bicycles.

TABLE 2 CAR PARKING Use Unit/sf Parking Ratio Required Proposed CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-6

Condominiums 322 2 spaces per each 644 unit with > 3 habitable rooms per LAMC 12.21 A.4.(a) Rental (studio units, one- 89, 462, 1.5 spaces per 1,501 bedroom units, two- 337 each unit with 3 bedroom units) habitable rooms per LAMC 12.21 A.4.(a); 1.5 spaces 1,823 per each unit with <3 habitable rooms per LAMC 12.21 A.4.(a); 2 spaces per each unit with > 3 habitable rooms per LAMC 12.21 A.4.(a) 1,210 Residential units 1,210 See above 2,145 1,823 (with (condominium and Bicycle rental)______Replacement) Retail 80,000 sf 1 space per 500 sf 160 per LAMC 12.21 A.4.(x)(3)(6) Restaurant 20,000 sf 1 space per 500 sf 40 per LAMC 560 12.21.A.4.(x)(3)(6) Office 200,000 1 space per 500 sf 400 sf per LAMC 12.21.A.4.(x)(3)(6) Subtotal Commercial 300,000 12.21. A.4.(x)(3)(6) 600 560 (with Bicycle sf Replacement) Residential and 1,210 See above 2,745 2,383 (with Commercial units, Bicycle 300,000 Replacement) sf

TABLE 3 BICYCLE PARKING Residential (Bicycle 1,210 1 stall per dwelling 1,210 1,210 Parking, Long-Term) units unit per LAMC 12.21 A.16.(a)(1) Commercial (Bicycle 300,000 1 space per 2,000 90 90 Parking, Long-Term) sf sf for retail/restaurant and 1 space per 5,000 sf for office per LAMC 12.21 ___ A.16(a)(2)___ CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-7

Residential (Bicycle 1,210 1 stall per 10 121 121 Parking, Short-Term) units dwelling units per LAMC 12.21 A.16.(a)(1) Commercial (Bicycle 300,000 1 space per 2,000 70 70 Parking, Short-Term) sf sf per LAMC 12.21 A.16.(a)(2) for retail/restaurant; 1 space per 10,000 sf per LAMC 12.21 A.16.(a)(2) for office Total Bicycle Parking 1,491 1,491

Project Entitlements The proposed project will require the following entitlements:

1) Pursuant to L.A.M.C. Section 11.5.6, a General Plan Amendment (West Adams- Baldwin Hills-Leimert Community Plan) from ‘Limited Manufacturing’ to ‘Community Commercial’. 2) Pursuant to L.A.M.C. Section 12.32-Q, a Zone Change and Height District Change from MR1-1VL to [T][Q]C2-2D with an FAR of up to 3.9:1. 3) Pursuant to L.A.M.C. 12.28, a Zoning Administrators Adjustment to allow for an increase of no more than 20% (21 dwelling units) to the Density (lot area per unit) set by the R4 zone regulations. 4) Pursuant to LAMC 16.05, a Site Plan Review for a project which creates, or results in an increase of 50 or more dwelling units.

Environmental Impact Report: The City of Los Angeles released the Final Environmental Impact Report (FEIR) ENV-2014-4755-EIR, on December 21, 2015, detailing the relevant environmental impacts as a result of the project. On January 26, 2016, the Advisory Agency certified the Environmental Impact Report, in conjunction with Vesting Tentative Tract Map No. 73656-CN. The Environmental Impact Report identified impacts that would have 1) no impacts or less than significant impacts, 2) potential significant impacts that could be mitigated to less than significant, and 3) significant and unavoidable impacts. The impacts are summarized below. o Impacts Found to Have No Impact or Less Than Significant include the following:

■ Aesthetics (Scenic Vistas, Scenic Resources, Visual Character of the Project Site during Construction, Views and Viewsheds, Shades and Shadows, Cumulative Impacts); ■ Air Quality (Construction Phase Impacts - Toxic Air Contaminants, Construction Phase Impacts - Odors, Operational Phase Impacts - Toxic Air Contaminants, Operational Phase Impacts - Odors); ■ Geology & Soils (Liquefaction, Landslide, Substantial Soil Erosion or Loss of Topsoil, Soil Stability, Expansive Soils, Septic Tanks, Cumulative Impacts); ■ Hazards and Hazardous Materials (Transport, Use or Disposal of Hazardous Materials, Emergency Response Plan or Emergency Evacuation Plan, Release of Hazardous Materials within One Quarter CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-8

Mile of Schools, Airport Land Use Plan, or Two Miles of a Public Airport or Vicinity of Private Airstrip, Wildland Fires, Cumulative Impacts); ■ Hydrology and Water Quality (Water Quality, Groundwater, Drainage, Place Housing or Structure within a 100 year Flood Hazard Area, Flooding, including from Failure of a Levee or Dam, Inundation by Seiche, Tsunami, or Mudflow, Cumulative Impacts); ■ Land Use and Planning (Physically Divide an Established Community, Habitat Conservation Plan or Natural Community Conservation Plan, Compatibility Analysis, Cumulative Impacts); ■ Noise (Operational Noise, Construction Groundborne Vibration, Operational Vibration Levels, Noise associated with an Airport Land Use Plan, Excessive Noise Associated with a Private Airstrip); ■ Population and Housing (Construction, Operation, Displace Housing or Persons, Cumulative Impacts); ■ Public Services - Police Services (Cumulative); Transportation & Traffic (Neighborhood Intrusion Impacts, Congestion Management Plan, Conflict with Public Transit, Bicycle or Pedestrian Facilities); ■ Utilities & Service Systems - Wastewater (Stormwater, Cumulative Impacts); Utilities & Service Systems - Water Supplies (Cumulative Impacts); Utilities & Service Systems - Solid Waste (Construction, Operation, Compliance with Applicable Federal, State, and Local Statues & Regulations, Cumulative); Utilities & Service Systems - Energy Conservation (Construction Energy, Operation Energy, Transportation Energy)

o Potential Significant Impacts Mitigated to Less than Significant include the following: ■ Air Quality (Construction Phase Impacts, Regional Construction Phase Impacts, Local Impacts); ■ Greenhouse Gas Emissions (Project Construction); ■ Hazards & Hazardous Materials (Soil Contamination); Noise (Construction Noise, Cumulative Impacts); ■ Public Services - Police Services (Construction, Operation); ■ Transportation & Traffic (Construction);

o Significant and Unavoidable Impacts include the following: ■ Air Quality (Operational Phase Impacts - Regional). ■ Transportation & Traffic (Impacts to Existing Conditions with the Project, Future Year 2018 Conditions with Project)

BACKGROUND

The project site is located in Los Angeles County and in the South Los Angeles area of the City of Los Angeles. The subject site is within the West Adams-Leimert Park-Baldwin Hills Community Plan, the Central City Revitalization Zone, and the Los Angeles State Enterprise Zone. The site is also within a 100 feet of the La Cienega and Jefferson rail station.

Adjacent Uses

The project vicinity is highly urbanized and generally built out. The project is an infill development located within an area characterized by a mix of industrial, commercial, retail, and CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-9 residential uses contained in low-rise (1- to 2-story) structures, which are physically separated from the project site by major highways, secondary streets, and arterial roadways. The Metro Expo Line station parking structure is 4 stories and directly across the street from the project site.

Surrounding uses include industrial buildings to the west zoned MR1-1VL. The Culver City boundary and the Ballona Creek are located approximately 750 feet further west. Uses include public self-storage, antique retailer, and a warehouse. To the south across Jefferson Boulevard is the Metro Expo Line Light Rail’s La Cienega/Jefferson Station. Further south are industrial buildings in the [Q]M1-2D and MR1-VL zone. Approximately two blocks south at Clemson Street are commercial buildings in the [Q]C4-1VL zone. To the north is a private alley and industrial buildings zoned MR1-1VL. Uses include tile/stone reseller, furniture designer/retailer, vehicle engine/parts installation, digital/visual effects office, and production facilities for visual and special effects.

To the east across La Cienega Boulevard are commercial uses in the C2-1 and R4 zones. Uses include vehicle parking for film rental shoots, gas station, car rental office, automotive smog check garage, and retail, quick service restaurant, coffee shop center. Further to the east are single- and multi-family residential uses in the R1-1 and R3-1 zones.

Streets and Circulation

La Cienega Boulevard La Cienega Boulevard is a north-south Avenue I with three lanes in each direction plus left-turn lanes at intersections. The street is constructed with 80 feet of roadway curb to curb within 100 feet right-of-way, with a raised median. On-street parking is generally not permitted. The Project proposes access to La Cienega Boulevard. Jefferson Boulevard Jefferson Boulevard is a north-south Avenue II providing two lanes in each direction plus a two-way left-turn median in the vicinity of the Project. The roadbed is 60 feet curb-to-curb within 70 feet right-of-way. On-street parking is not permitted on the west side of Jefferson Boulevard. Bike lanes are provided. Jefferson Boulevard runs along the southern frontage of the Project.

Freeway Access and Surrounding Public Transit

The project area is well served by public transit operated by Los Angeles County Metropolitan Transportation Authority (Metro), and LADOT. Public transit services include subway access (the Metro Exposition Line approximately across the street from the Project Site), regional and local bus lines.

The following lines provide service to and around the project site (within 0.25 miles): Metro Expo Line: La Cienega/Jefferson station Metro Bus Lines 35, 105, 217, Metro Rapid Line: 705 Culver City Bus Line: 4

Zoning

The Project Site is zoned MR1-1VL (Restricted Industrial Zone, Height District 1 Very Limited) and has a General Plan land use designation of Limited Manufacturing. The existing zoning allows for a floor-area-ratio (FAR) of 1.5:1 and a maximum height of 45 feet and three stories. CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-10 i; m

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Land Use Regulations

West Adams-Baldwin Hills-Leimert Park Community Plan

The West Adams-Baldwin Hills-Leimert Park Community Plan (the "West Adams Community Plan”) is one of 35 Community Plans established for different areas of the City that are intended to implement the policies of the General Plan Framework. Together, the plans make up the Land Use Element of the City of Los Angeles General Plan. The Community Plans are intended to promote an arrangement of land uses, streets and services, which will encourage and contribute to the economic, social, and physical health, safety, and welfare of the people who live and work in the community. The Community Plan is also intended to guide development in order to create a healthful and pleasing environment. The community plans coordinate development among the various communities of Los Angeles and adjacent municipalities in a fashion both beneficial and desirable to the residents of the community.

This Community Plan was developed in the context of promoting a vision of the West Adams area as a Community that looks at its past with pride and approaches its future with eagerness, while maintaining its individual identity by: Preserving and enhancing the positive characteristics of existing residential neighborhoods while providing a variety of compatible new housing opportunities. Improving the function, design and economic vitality of the commercial corridors. Preserving and enhancing the positive characteristics of existing uses that provide the foundation for community identity, such as scale, height, bulk, setbacks and appearance. Maximizing the development opportunities of the future rail transit system while minimizing any adverse impacts. Planning the remaining commercial and industrial development opportunity sites for needed job producing uses that improves the economic and physical condition of the West Adams Community Plan Area.

The West Adams Community Plan designates the Project Site as "Limited Manufacturing’ that allows for the following corresponding zones: CM, MR1, MR2, and M1.

2010 Bicycle Plan and Surrounding Bike Lanes

The 2010 Bicycle Plan, adopted in March 1, 2011, identifies streets near the project site as part of the plan. The Bicycle Plan identifies The Bicycle Plan identifies Class I Bicycle Paths, Class II Bicycle Lanes, Class III Bicycle Routes, and Bicycle Friendly Streets throughout the City. The Bicycle Plan also introduces three new bikeway networks: the Backbone, the Neighborhood CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-11

Network, and the Green Network. Bike lanes are currently provided on Venice Boulevard and Jefferson Boulevard west of Exposition Boulevard, with sharrowed lanes from La Cienega Boulevard to National Boulevard.

The Mobility Plan 2035 proposes a bike lane on Fairfax Avenue from Pico Boulevard to La Cienega Boulevard, La Cienega Boulevard from Fairfax Avenue to Jefferson Boulevard, and Washington Boulevard from La Cienega Boulevard to Crenshaw Boulevard.

On-Site Related Cases

VTT-73656-CN. On January 26, 2016, the Advisory Agency approved a request to permit the subdivision for merger and re-subdivision of one Master Lot and 18 airspace lots for the development of a mixed-use development with 1,218 residential units (888 apartments and 330 condominiums), 100,000 square feet of commercial uses and 200,000 square feet of office on a 11.19 acre lot in the proposed (Q)[T]C2-2 Zone. The Advisory Agency hearing was held on January 6, 2016. The appeal period ended on February 4, 2016. One appeal was filed.

VTT-73656-CN-1A On February 4, 2016, an appeal to VTT-73656-CN (see above).

Off-Site Related Cases

None

Public Outreach

Comments from identified responsible and trustee agencies, as well as interested parties, on the scope of the EIR were solicited through a Notice of Preparation (NOP) process. The NOP for the EIR was circulated for a 30-day review period starting on March 12, 2015 and ending on April 13, 2015. A scoping meeting was held on March 25, 2015 at the New Life Christian Center located at 2600 S. La Brea Avenue. The Draft EIR was released for public comment on July 23, 2015. The comment period ended on September 6, 2015, meeting the 45-day review period required by the California Environmental Quality Act (CEQA). During that time, the Planning Department received 12 comment letters on the Draft EIR from two organizations, one individual, and three agencies in the form of emails and letters.

A Public Hearing was held on Wednesday, January 6, 2016 at 1:00 pm in City Hall. There were six people in attendance that signed the available Sign-In Sheet/Notification List. Besides planning staff, council office representatives, the project applicant, and representatives were also on hand.

PROJECT ANALYSIS

Walkability Analysis

Walkability is a measure of how interesting, inviting, and comfortable the street and sidewalk environment is for pedestrians. The City of Los Angeles Walkability Checklist for Site Plan Review (“Walkability Checklist”) was created by the City’s Urban Design Studio of the Department of City Planning. The Walkability Checklist consists of a list of design principles intended to improve the pedestrian environment, protect neighborhood character, and promote high quality urban form and is to be used by decision-makers and/or hearing officers to assess the pedestrian orientation of a project when making the required findings for approval of a project. The design elements are consistent with the General Plan and applicable Urban Design CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-12

Chapters of the Community Plans. Guidelines address such topics as building orientation, building frontage, landscaping, off-street parking and driveways, building signage, and lighting within the private realm; and sidewalks, street crossings, on-street parking, and utilities in the public realm.

An analysis of site plans, community context, and building elevations is essential to improve and ensure walkability. The project is consistent with many of the goals and implementation strategies of the Department of City Planning’s Walkability Checklist.

While the guidance provided by the Walkability Checklist is not mandatory and is not a part of the L.A.M.C., incorporating the criteria listed to the maximum extent feasible would create a more walkable environment and a higher quality urban form for the proposed project. The essential purpose of the Walkability Checklist is to guide City Planning staff in working with developers to make developments more “walkable” by way of enhancing pedestrian activity, access, comfort, and safety. In addition, the Walkability Checklist encourages planners and developers to protect neighborhood character and pursue high-quality urban form. The following is an analysis of the proposed project’s consistency with the applicable guidelines. a) Building Orientation. The Project includes a ground-level pedestrian entrance along the corner of La Cienega Boulevard and Jefferson Boulevard, as well as two paseos along La Cienega Boulevard, one which leads to parking and the other which leads to the Zocalo. The project provides easy access to transit routes in the area, including the Metro Expo Line Station located directly across from the Project. b) Building Facade. Building frontage along Jefferson Boulevard spans about 660 feet and will have vehicular entry for public access via two driveways and a third for loading purposes. The La Cienega Boulevard fa?ade spans about 533 feet for the podium style building and 131 feet for the tower. Vehicular access along La Cienega would be through one driveway, which is proposed to include a traffic signal in addition to pedestrian entrances on the east portion of the tower building. The Project would be designed in a modern architectural style, with articulated building facades and accent colors to provide visual interest. Building materials would be complementary and appropriate to the scale of the Project and adjacent existing buildings. The Project would include materials such as wood grain siding, concrete, stucco, metal and glass. The use of these different materials, with variations in color and orientation, will provide a rich texture to the buildings, enhancing a modern approach. All mechanical and electrical equipment that is located on the rooftops would be screened from public view. The massing of the Project buildings would be softened by varying fa?ade relief, articulation, and windows. Along La Cienega Boulevard, the fa?ade would be broken up vertically with varying roof heights and forms and horizontally with varying sidewalk widths. c) On-Site Landscaping. The proposed project would be designed to generally support the walkability guidelines discussing on-site landscaping. The proposed project would contribute to the public realm by extending the public right-of-way for those who walk along the building; thus creating the sense of an “outdoor room.” The proposed project would incorporate landscaping that would be designed to facilitate pedestrian movement where appropriate, provide separation between service areas and public zones, and define edges throughout the varying elements of the proposed project. The proposed project would therefore be substantially consistent with Walkability Checklist guidelines related to on-site landscaping. CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-13 d) Off-Street Parking and Driveways. The proposed project generally supports the walkability guidelines discussing off-street parking and driveways, which states that the safety of the pedestrian is primary in an environment where pedestrians and automobiles must both be accommodated.

The Project would include four driveways. One driveway, which is proposed to include a traffic signal, would be located on La Cienega Boulevard, north of Jefferson Boulevard, approximately opposite Boden Street. In addition, there would be two driveways for public access on Jefferson Boulevard as well as a third driveway on Jefferson Boulevard for loading purposes. The Jefferson driveways would be limited to right turns in and out, limiting vehicular interference with pedestrian flow. As the site plan development progressed, additional limited access driveways along Jefferson Boulevard were added - two public driveways serving the parking garage for the Project and one driveway serving a loading area.

Pedestrian walkways from the parking building and to the building entrances would be identifiable with the use of landscape and hardscape materials, lighting, and signage. The width of driveways would meet driveway requirements necessary to accommodate vehicles and all parking areas would be illuminated with adequate, uniform, and glare-free lighting. Therefore, the proposed project would be substantially consistent with Walkability Checklist guidelines related to off-street parking and driveways. e) Building Signage and Lighting. The Project would provide well-designed, appropriately-scaled signage for site and building identification that would be oriented toward La Cienega Boulevard and Jefferson Boulevard and away from residential areas to the east. Signs would be incorporated into the architectural design of the Project. The ground level commercial use will have appropriately scaled identifications signage visible by both pedestrians and from vehicles on La Cienega Boulevard and Jefferson Boulevard. The mixed-use building shall have identification signage and wayfinding signage for the vehicular and pedestrian entrances clearly visible on both Jefferson Boulevard and La Cienega Boulevard. Signage and lighting for the project will be in accordance with L.A.M.C. standards. f) Sidewalks. The proposed project generally supports the walkability guidelines discussing sidewalks, which describes that pedestrian corridors should be delineated by creating a consistent rhythm, should be wide enough to accommodate pedestrian flow, and provide pedestrian safety, specifically creating a clear separation from the roadway and from traffic. The proposed plan includes a dedication of approximately 5-feet of land and a 5-foot public sidewalk easement along the southerly property line abutting Jefferson Boulevard, for the purposes of completing a 15-foot sidewalk (there is an existing 5-foot sidewalk along the south property line). Along La Cienega Boulevard, the proposed plans call for a 2-foot public sidewalk easement to complete the required 12- foot sidewalk. Sidewalks will be continuous to ensure continuous pedestrian flow along both sides of the project and be more generous then previously existed in order to support a mixed-use project and to take advantage of the proximity to the light rail station. Along Jefferson Boulevard, the sidewalk leads to a pedestrian paseo that ends at the central plaza that will provide a public gathering place. g) Utilities. The proposed project generally supports the walkability guidelines discussing utilities, which describe that ideally utilities should be placed underground in order to improve and preserve the character of the neighborhood, increase visual appeal, and minimize obstructions in the pedestrian travel path. The proposed project would place utility equipment underground, screened from public view, or incorporated into the CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-14

design of the project, as part of Project Design Feature B-5. Therefore, the proposed project would be substantially consistent with Walkability Checklist guidelines related to utilities.

Architectural Design

The Project would be designed in a modern architectural style, with articulated building facades and accent colors to provide visual interest. Building materials would be complementary and appropriate to the scale of the Project and adjacent existing buildings. The Project would include materials such as concrete, brick, metal and wood siding, glass, fiber cement siding, and plaster. The use of these different materials, with variations in color and orientation, provide a rich texture to the buildings, enhancing a modern approach. The building will include variations in fa?ade treatment and the use of high quality materials that add scale, texture, and variety, In addition, colors will be achieved through the inherent color of the material, rather than the application of color to the surface. Furthermore, the architecture of the building shall clearly delineate an architectural style, and the overall massing, roof forms, materials, and architecture of the new structures shall provide a variety of forms, depth and texture, and encourage a cohesive character.

DISCUSSION OF ISSUES

Public Hearing held on January 6, 2016

A joint Hearing Officer/Advisory Agency public hearing was held for Vesting Tentative Tract Map 73656-CN and CPC-2015-2593-GPA-ZC-HD-ZAA-SPR and for environmental clearance, ENV- 2014-4755-EIR.

Comments from the January 6, 2016 public hearing include the following:

o Additional Housing Stock needed in the area o New amenities for the area will be provided, including grocery store and office o Transit-oriented development, mixed use, appropriate location o Activated sidewalks with groundfloor commercial o Traffic has increased commute times, affecting local businesses and services o Through-traffic an issue within adjacent neighborhood east of La Cienega and north of Jefferson Boulevard. o Parking impacted in adjacent neighborhood by existing commercial along La Cienega Boulevard o Air Quality concerns for the project

A summary of the comments made by each speaker is provided in Section P of this report.

Urban Design Studio and the Professional Volunteer Program

The project was presented to the Professional Volunteer Program (PVP) by the Urban Design Studio on February 16, 2016.

CONCLUSION

The project will be the first mixed-use, high density project to support the La Cienega and Jefferson light rail station. The project site’s surrounding area is a mix of creative office, retail CPC-2015-2593-GPA-ZC-HD-ZAA-SPR A-15 and light industrial within less than a quarter mile of a light rail station. The proposed project marks the beginning of a transformation where new developments, particularly mixed-use developments, will bring in a lively, pedestrian-oriented district. The transit-rich area, along with the project, offers people a place to live and work, and the opportunities to enjoy local community oriented amenities in the form of retail and restaurants.

The project would begin the transformation of this important transit node by replacing an underutilized industrial site that is currently improved with low-scale commercial office, manufacturing and warehouse buildings, and two existing radio tower structures, with 1,210 dwelling units, 200,000 square feet of office and 100,000 square feet of retail and restaurant uses, which would enliven the area by contributing to the area’s identity with the provision of new housing and commercial uses, amenities and employment opportunities in a high quality development that introduces new height and greater density to a transit-oriented district. All residents will be able to utilize the amenities within the development. The development will provide commercial uses that include retail, a grocery store and restaurant uses, to bring convenience to new and existing residents and more dining options and amenities for the community. The subject project would help narrow the jobs-to-housing ratio by bringing more housing to the West-Adams community. Since the site is within walking distance to the La Cienega and Jefferson Metro Expo Line Station, the ratio is further improved throughout the City, as residents will be able to walk to the Expo Line Station to get to their jobs.

The development provides Code-required parking and 1,491 bicycle parking spaces, conveniently located near a light rail stop, further encouraging alternative modes of transportation.

The project would be appropriate for the site and would meet the goals and objectives of the West Adams-Baldwin Hills-Leimert Park Community Plan. Most impacts from the project would be mitigated, and the project would bring several benefits to the West Adams Community. The project has received support from the Council Office, the Los Angeles County Bicycle Coalition, Abundant Housing LA and the Baldwin Hills Village Gardens Home Association. As such, the Hearing Officer recommends approval of the project. D-1

CONDITIONS FOR EFFECTUATING TENTATIVE (T) CLASSIFICATION REMOVAL

Pursuant to Los Angeles Municipal Code Section 12.32 G, the "T” Tentative Classification shall be removed by the recordation of a final tract map or by posting guarantees satisfactory to the City Engineer to secure the following without expense to the City of Los Angeles, with copies of any approval or guarantees provided to the Planning Department for attachment to the subject City Plan Case.

BUREAU OF ENGINEERING - SPECIFIC CONDITIONS

1. Prior to recordation of the final map, satisfactory arrangements shall be made to satisfy the recommendations of the Bureau of Engineering.

a. That a 2-foot wide public sidewalk easement be provided along La Cienega Boulevard adjoining the tract.

b. That a 5-foot wide public right-of-way be dedicated along Jefferson Boulevard adjoining the tract to complete a 40-foot wide half right-of-way, including a 20- foot radius property line return at the intersection with La Cienega Boulevard or 15-foot by 15-foot property line corner cut. In addition a 5-foot wide public sidewalk easement be provided, including a 20-foot radius easement line at the intersection with La Cienega Blvd.

c. That the subdivider make a request to the Central District Office of the Bureau of Engineering to determine the capacity of existing sewers in this area.

d. That a set of drawings for airspace lots be submitted to the City Engineer showing the followings: i. Plan view at different elevations. ii. Isometric views. iii. Elevation views. iv. Section cuts at all locations where air space lot boundaries change.

e. That the owners of the property record an agreement satisfactory to the City Engineer stating that they will grant the necessary private easements for ingress and egress purposes to serve proposed airspace lots to use upon the sale of the respective lots and they will maintain the private easements free and clear of obstructions and in safe conditions for use at all times.

Notes: Any questions regarding this report should be directed to Mr. Georgic Avanesian of the Land Development Section, located at 201 North Figueroa Street, Suite 200, or by calling (213) 202-3438.

DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION

2. Prior to issuance of a grading or building permit, or prior to recordation of the final map, the subdivider shall make suitable arrangements to assure compliance, satisfactory to the Department of Building and Safety, Grading Division’s letter dated September 25, 2015; LOG # 89939. CPC-2015-2593-GPA-ZC-HD-ZAA-SPR T-2

DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION

3. Prior to recordation of the final map, the Department of Building and Safety, Zoning Division shall certify that no Building or Zoning Code violations exist on the subject site. In addition, the following items shall be satisfied:

a. Residential uses are not allowed in the MR1 Zone. Obtain Zone Change approval from the Department of City Planning.

b. Zone Change must be recorded prior to obtaining Zoning clearance.

c. Show compliance to the Zone Change requirements as applicable.

d. Provide a copy of CPC case CPC-2015-2593-GPA-ZC-HD-ZAA-SPR. Show compliance with all the conditions/requirements of the CPC case(s) as applicable.

e. Provide a copy of affidavit AF-91-1898036-OB and AF-91-1674847-LT. Show compliance with all the conditions/requirements of the above affidavits as applicable. Termination of above affidavit(s) may be required after the Map has been recorded. Obtain approval from the Department, on the termination form, prior to recording.

f. Show all street dedication(s) as required by Bureau of Engineering and provide net lot area after all dedication. "Area” requirements shall be rechecked as per net lot area after street dedication. A minimum of 487,200 SF of lot area after dedication is required or as granted by Case No. CPC-2015-2593-GPA-ZC-HD- ZAA-SPR for the proposed 1,210 residential units or City Planning approval is required.

g. The submitted Map does not comply with the maximum density (400 s.f. of lot area/dwelling unit) requirement of the (proposed) C2-2 Zone. Revise the Map to show compliance with the above requirement or as granted by Case No. CPC- 2015-2593-GPA-ZC-HD-ZAA-SPR or obtain approval from the Department of City Planning.

h. The submitted plot plan is not complete. Provide a plot plan drawn to scale that accurately dimensions the proposed property lines, building footprint along the lot line after required street dedications are taken on the site. If building footprints or required parking spaces are projecting into the public ways, then either obtain a building permit from LADBS to remove the portion of the use/building or obtain a Revocable Permit from BOE to allow it to remain.

i. Record a Covenant and Agreement to treat the buildings and structures located in an Air Space Subdivision as if they were within a single lot. Notes: Each Air Space lot shall have access to a street by one or more easements or other entitlements to use in a form satisfactory to the Advisory Agency and the City Engineer. The submitted Map may not comply with the number of parking spaces required by Section 12.21 a 4 (a) based on number of habitable rooms in each unit. If there are sufficient numbers of parking spaces, obtain approval from the CPC-2015-2593-GPA-ZC-HD-ZAA-SPR T-3

Department of City Planning. Any proposed structures or uses on the site have not been checked for and shall comply with Building and Zoning Code requirements. Plan check will be required before any construction, occupancy or change of use. An appointment is required for the issuance of a clearance letter from the Department of Building and Safety. The applicant is asked to contact Laura Duong at (213) 482-0434 to schedule an appointment.

DEPARTMENT OF TRANSPORTATION

4. Prior to recordation of the final map, satisfactory arrangements shall be made to satisfy the recommendations of the Department of Transportation. (MM) a. Install New Traffic Signal on La Cienega Boulevard North of Jefferson Boulevard at the Project Driveway All signal design and construction work shall be performed in accordance with LADOT’s Signal Design standards and shall include all conduits for interconnects, traffic signal hardware and software and other applicable worked deemed necessary. The location of the signal will be determined by LADOT. Restripe pavement as needed. b. Fairfax Avenue & Pico Boulevard (Intersection 2) Implement peak hour parking restrictions along Pico Boulevard to provide an additional through lane westbound in the morning peak period and eastbound in the afternoon peak period. Modify pavement striping as needed. If the parking cannot be prohibited during the peak periods, a significant project impact would remain at this location. c. La Cienega Boulevard & Venice Boulevard (Intersection 10) Design and implement a westbound dual-left-turn operation. Restripe pavement and modify traffic signal equipment as needed. Because Venice Boulevard is a designated State Highway, the project applicant shall be responsible for securing final design approval from Caltrans.

d. Fairfax Avenue & I-10 Freeway Ramps / Electric Drive (Intersection 13) Design and implement a northbound dual-left turn operation. Restripe pavement and modify traffic signal equipment as needed. The feasibility of this proposal is contingent upon Caltrans approval to remove the carpool designation from the lane that this second left-turn operation would need to feed into. e. La Brea Avenue & Jefferson Boulevard (Intersection 28) Design and implement an exclusive southbound right-turn lane. This could require the purchase of additional right-of-way to provide sufficient pavement width to accommodate the right-turn lane. If this right-of-way cannot be purchased, a significant project impact would remain at this location.

Notes: Should any improvement be deemed infeasible at the time of reconciliation, the City may substitute an alternative measure of equivalent effectiveness.

That applicant shall be responsible for the cost and implementation of any necessary traffic signal equipment modifications, bus stop relocations and lost parking meter revenues associated with the proposed transportation improvements described above. Unless otherwise noted, all transportation CPC-2015-2593-GPA-ZC-HD-ZAA-SPR T-4

improvements and associated traffic signal work within the City of Los Angeles must be guaranteed through the B-permit process of the Bureau of Engineering, prior to issuance of any building permits and completed prior to the issuance of any certificates of occupancy. Temporary certificates of occupancy may be granted in the event of any delay through no fault of the applicant, provided that, in each case, the applicant had demonstrated reasonable efforts and due diligence to the satisfaction of DOT. Prior to setting the bond amount, BOE shall require that the developer’s engineer or contractor contact DOT’s B-Permit Coordination Engineer at (213) 928-9663, to arrange a pre-design meeting to finalize the plan(s) needed for the project.

FIRE DEPARTMENT

5. Prior to recordation of the final map, satisfactory arrangements shall be made to satisfy the recommendations of the Bureau of Engineering.

a. Submit plot plans for Fire Department approval and review prior to recordation of Tract Action.

b. Adequate off-site public and on-site private fire hydrants may be required. Their number and location to be determined after the Fire Department's review of the plot plan.

c. Fire lane width shall not be less than 20 feet. When a fire lane must accommodate the operation of Fire Department aerial ladder apparatus or where fire hydrants are installed, those portions shall not be less than 28 feet in width.

d. Where above ground floors are used for residential purposes, the access requirement shall be interpreted as being the horizontal travel distance from the street, driveway, alley, or designated fire lane to the main entrance of individual units.

e. Adequate public and private fire hydrants shall be required.

f. Access for Fire Department apparatus and personnel to and into all structures shall be required.

g. Any required fire hydrants to be installed shall be fully operational and accepted by the Fire Department prior to any building construction.

h. All parking restrictions for fire lanes shall be posted and/or painted prior to any Temporary Certificate of Occupancy being issued.

i. Plans showing areas to be posted and/or painted, "FIRE LANE NO PARKING" shall be submitted and approved by the Fire Department prior to building permit application sign-off.

j. Where rescue window access is required, provide conditions and improvements necessary to meet accessibility standards as determined by the Los Angeles Fire Department.

k. Building designs for multi-storied residential buildings shall incorporate at least one access stairwell off the main lobby of the building; But, in no case greater then 150ft horizontal travel distance from the edge of the public street, private CPC-2015-2593-GPA-ZC-HD-ZAA-SPR T-5

street or Fire Lane. This stairwell shall extend unto the roof.

l. Entrance to the main lobby shall be located off the address side of the building.

m. Any required Fire Annunciator panel or Fire Control Room shall be located within 50ft visual line of site of the main entrance stairwell or to the satisfaction of the Fire Department.

Notes: The applicant is further advised that all subsequent contact regarding these conditions must be with the Hydrant and Access Unit. This would include clarification, verification of condition compliance and plans or building permit applications, etc., and shall be accomplished BY APPOINTMENT ONLY, in order to assure that you receive service with a minimum amount of waiting please call (213) 482-6504. You should advise any consultant representing you of this requirement as well.

BUREAU OF STREET LIGHTING

6. If new street light(s) are required, then prior to the recordation of the final map or issuance of the Certificate of Occupancy (C of O), street lighting improvement plans shall be submitted for review and the owner shall provide a good faith effort via a ballot process for the formation or annexation of the property within the boundary of the development into a Street Lighting Maintenance Assessment District.

BUREAU OF SANITATION

7. Satisfactory arrangements shall be made with the Bureau of Sanitation, Wastewater Collection Systems Division for compliance with its sewer system review and requirements. Upon compliance with its conditions and requirements, the Bureau of Sanitation, Wastewater Collection Systems Division will forward the necessary clearances to the Bureau of Engineering. (This condition shall be deemed cleared at the time the City Engineer clears Condition 1)

INFORMATION TECHNOLOGY AGENCY

8. That satisfactory arrangements be made in accordance with the requirements of the Information Technology Agency to assure that cable television facilities will be installed in the same manner as other required improvements. Refer to the LAMC Section 17.05- N. Written evidence of such arrangements must be submitted to the Information Technology Agency, 200 North Main Street, 12th Floor, Los Angeles, CA 90012, 213 922-8363.

DEPARTMENT OF RECREATION AND PARKS

9. That the Quimby fee or Recreation and Park Fee be based on the C2 zone. (MM) D-1

D LIMITATIONS

Pursuant to Section 12.32 of the Municipal Code, the following limitations are hereby imposed upon the use of the subject property, subject to the "D” limitation classification.

1. Floor Area Ratio (FAR). The project Floor Area Ratio shall be limited to a maximum 3.90:1; thereby allowing an approximately 1,900,000 square foot project.

2. Height. The podium building shall be limited to a height of 110 feet and the tower shall be limited to a height of 320 foot height as shown on elevation in "Exhibit A”. Q-1

(Q) QUALIFIED CONDITIONS OF APPROVAL

Pursuant to Section 12.32 of the Municipal Code, the following limitations are hereby imposed upon the use of the subject property, subject to the "Q” Qualified classification.

1. Site Development. Except as modified herein, the project shall be in substantial conformance with the plans and materials submitted by the applicant, stamped "Exhibit A," and attached to the subject case file. No change to the plans will be made without prior review by the Department of City Planning, and written approval by the Director of Planning. Each change shall be identified and justified in writing. Minor deviations may be allowed in order to comply with the provisions of the Municipal Code or the project conditions.

2. Residential Density. The project shall be limited to a maximum of 1,210 residential units.

3. Residential Automobile Parking. Parking would be provided in accordance with Los Angeles Municipal Code (LAMC) parking requirements.

4. Solar Panels. Solar Panels will be provided in accordance with the roof plan stamped "Exhibit B”.

5. Calculation of Residential Density. For the purposes of calculating the total number of dwelling units allowed at the site, any land required to be dedicated for street or alley purposes may be included as lot area. The Project’s Residential Density is based on the R4 standards as defined in the LAMC, is 1 dwelling unit (DU) per 400 square foot of lot area. The project shall be limited to 1,210 residential units.

Other Entitlement Conditions of Approval

6. Use. The use of the subject property shall be limited to those uses permitted in the C2 Zone as defined in Section 12.16.A of the L.A.M.C.

7. Commercial Parking. Provide parking for commercial use in compliance with L.A.M.C. Section 12.21-A,4.

8. Bicycle Parking. Bicycle parking shall be provided consistent with LAMC 12.21 A.16. Long-term bicycle parking shall be provided at a rate of one per dwelling unit or guest room. Additionally, short-term bicycle parking shall be provided at a rate of one per ten dwelling units or guest rooms, with a minimum of two short-term bicycle parking spaces. Based upon the number of dwelling units, 1,210 long-term and 121 short-term bicycle parking spaces shall be provided onsite for residential uses. For commercial uses, long term bicycle parking shall be provided at 1 space per 2,000 square feet of retail, 1 space per 2,000 square feet of restaurant, and 1 space per 5,000 square feet of office. Based upon the square footage of commercial uses, 90 long-term bicycle spaces shall be provided. For short-term bicycle parking, 1 space per 2,000 square feet of retail and restaurant shall be required and 1 space per 10,000 square feet of office shall be required. Based upon the square footage of commercial uses, 70 short-term commercial bicycle spaces shall be provided.

9. Building Articulation. The building fa?ade shall include large windows, balcony openings, variation of fa?ade plans and rooflines as shown on the project plans labeled "Exhibit A” stamp-dated March 3, 2016. CPC-2015-2593-GPA-ZC-HD-ZAA-SPR Q-2

ADMINISTRATIVE CONDITIONS OF APPROVAL 10. Approval, Verification and Submittals. Copies of any approvals, guarantees or verification of consultations, review or approval, plans, etc., as may be required by the subject conditions, shall be provided to the Department of City Planning for placement in the subject file. 11. Code Compliance. Area, height and use regulations of the zone classification of the subject property shall be complied with, except where herein conditions are more restrictive. 12. Covenant. Prior to the issuance of any permits relative to this matter, an agreement concerning all the information contained in these conditions shall be recorded in the County Recorder’s Office. The agreement shall run with the land and shall be binding on any subsequent property owners, heirs or assigns. The agreement shall be submitted to the Department of City Planning’s Development Services Center for approval before being recorded. After recordation, a copy bearing the Recorder’s number and date shall be provided to the Department of City Planning for attachment to the file. 13. Definition. Any agencies, public officials or legislation referenced in these conditions shall mean those agencies, public officials, legislation or their successors, designees or amendment to any legislation. 14. Enforcement. Compliance with these conditions and the intent of these conditions shall be to the satisfaction of the Department of City Planning and any designated agency, or the agency's successor and in accordance with any stated laws or regulations, or any amendments thereto. 15. Building Plans. Page 1 of the grants and all the conditions of approval shall be printed on the building plans submitted to the City Planning Department and the Department of Building and Safety. 16. Corrective Conditions. The authorized use shall be conducted at all times with due regard for the character of the surrounding district, and the right is reserved to the City Planning Commission, or the Director of Planning, pursuant to Section 12.27.1 of the Municipal Code, to impose additional corrective conditions, if in the decision makers opinion, such actions are proven necessary for the protection of persons in the neighborhood or occupants of adjacent property. 17. Project Plan Modifications. Any corrections and/or modifications to the Project plans made subsequent to this grant that are deemed necessary by the Department of Building and Safety, Fire Department, or other City Agency for Code compliance, and which involve a change in site plan, floor area, parking, building height, yards or setbacks, building separations, or lot coverage, shall require a referral of the revised plans back to the Department of City Planning for additional review and final sign-off prior to the issuance of any building permit in connection with said plans. This process may require additional review and/or action by the appropriate decision making authority including the Director of Planning, City Planning Commission, Area Planning Commission, or Board. 18. Indemnification. Applicant shall do all of the following: (i) Defend, indemnify and hold harmless the City from any and all actions against the City relating to or arising out, in whole or in part, of the City’s processing and approval of this entitlement, including but not limited to, an action to attack, challenge, set aside, void, or otherwise modify or annul the approval of the entitlement, the environmental review of the entitlement, or the approval of subsequent permit decisions, or to claim CPC-2015-2593-GPA-ZC-HD-ZAA-SPR Q-3

personal property damage, including from inverse condemnation or any other constitutional claim. (ii) Reimburse the City for any and all costs incurred in defense of an action related to or arising out of, in whole or in part, the City’s processing and approval of the entitlement, including but not limited to payment of all court costs and attorney’s fees, costs of any judgments or awards against the City (including an award of attorney’s fees), damages, and/or settlement costs. (iii) Submit an initial deposit for the City’s litigation costs to the City within 10 days’ notice of the City tendering defense to the Applicant and requesting a deposit. The initial deposit shall be in an amount set by the City Attorney’s Office, in its sole discretion, based on the nature and scope of action, but in no event shall the initial deposit be less than $25,000. The City’s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (ii). (iv) Submit supplemental deposits upon notice by the City. Supplemental deposits may be required in an increased amount from the initial deposit if found necessary by the City to protect the City’s interests. The City’s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (ii). (v) If the City determines it necessary to protect the City’s interest, execute an indemnity and reimbursement agreement with the City under terms consistent with the requirements of this condition. The City shall notify the applicant within a reasonable period of time of its receipt of any action and the City shall cooperate in the defense. If the City fails to notify the applicant of any claim, action, or proceeding in a reasonable time, or if the City fails to reasonably cooperate in the defense, the applicant shall not thereafter be responsible to defend, indemnify or hold harmless the City. The City shall have the sole right to choose its counsel, including the City Attorney’s office or outside counsel. At its sole discretion, the City may participate at its own expense in the defense of any action, but such participation shall not relieve the applicant of any obligation imposed by this condition. In the event the Applicant fails to comply with this condition, in whole or in part, the City may withdraw its defense of the action, void its approval of the entitlement, or take any other action. The City retains the right to make all decisions with respect to its representations in any legal proceeding, including its inherent right to abandon or settle litigation. For purposes of this condition, the following definitions apply: "City” shall be defined to include the City, its agents, officers, boards, commissions, committees, employees, and volunteers. "Action” shall be defined to include suits, proceedings (including those held under alternative dispute resolution procedures), claims, or lawsuits. Actions includes actions, as defined herein, alleging failure to comply with any federal, state or local law. Nothing in the definitions included in this paragraph are intended to limit the rights of the City or the obligations of the Applicant otherwise created by this condition.

19. Environmental Mitigation Conditions

Prior to the recordation of the final map, the subdivider shall prepare and execute a covenant and Agreement (Planning Department General Form CP-6770) in a manner CPC-2015-2593-GPA-ZC-HD-ZAA-SPR Q-4

satisfactory to the Planning Department, binding the subdivider and all successors to the following: This Mitigation Monitoring Program ("MMP”) has been prepared pursuant to Public Resources Code Section 21081.6, which requires a Lead Agency to adopt a "reporting or monitoring program for changes to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment.” In addition, Section 15097(a) of the State CEQA Guidelines requires that:

In order to ensure that the mitigation measures and project revisions identified in the EIR or negative declaration are implemented, the public agency shall adopt a program for monitoring or reporting on the revisions which it has required in the project and measures it has imposed to mitigate or avoid significant environmental effects. A public agency may delegate reporting or monitoring responsibilities to another public agency or to a private entity which accepts the delegation; however, until mitigation measures have been completed the lead agency remains responsible for ensuring that implementation of the mitigation measures occurs in accordance with the program.

The City of Los Angeles is the Lead Agency for the Project and therefore is responsible for administering and implementing the MMP. Where appropriate, the Project’s Draft and Final EIRs identified mitigation measures and project design features to avoid or to mitigate potential impacts identified to a level where no significant impact on the environment would occur, or impacts would be reduced to the extent feasible. This MMP is designed to monitor implementation of the Project’s mitigation measures as well as its project design features.

As shown on the following pages, each required mitigation measure and proposed project design feature for the Project is listed and categorized by impact area, with an accompanying identification of the following:

■ Enforcement Agency: The agency with the power to enforce the Mitigation Measure/Project Design Feature. ■ Monitoring Agency: The agency to which reports involving feasibility, compliance, implementation and development are made. ■ Monitoring Phase: The phase of the Project during which the Mitigation Measure/Project Design Feature shall be monitored. ■ Monitoring Frequency: The frequency at which the Mitigation Measure/Project Design Feature shall be monitored. ■ Action Indicating Compliance: The action of which the Enforcement or Monitoring Agency indicates that compliance with the required Mitigation Measure/Project Design Feature has been implemented.

The Project’s MMP will be in place throughout all phases of the Project. The Project applicant will be responsible for implementing all mitigation measures unless otherwise noted. The applicant shall also be obligated to provide a certification report to the appropriate monitoring agency and the appropriate enforcement agency that compliance with the required mitigation measure or project design feature has been implemented. The City’s existing planning, engineering, review, and inspection processes will be used as the basic foundation for the MMP procedures and will also serve to provide the documentation for the reporting program.

The certification report shall be submitted to the Project Planner at the Los Angeles Department of City Planning. Each report will be submitted to the Project Planner annually following completion/implementation of the applicable mitigation measures and CPC-2015-2593-GPA-ZC-HD-ZAA-SPR Q-5

project design features and shall include sufficient information and documentation (such as building or demolition permits) to reasonably determine whether the intent of the measure has been satisfied. The City, in conjunction with the Applicant, shall assure that Project construction and operation occurs in accordance with the MMP.

After review and approval of the final MMP by the City, minor changes and modifications to the MMP are permitted, but can only be made by the Applicant subject to the approval by the City. The City, in conjunction with any appropriate agencies or departments, will determine the adequacy of any proposed changes or modification. The flexibility is necessary due to the nature of the MMP, the need to protect the environment in the most efficient manner, and the need to reflect changes in regulatory conditions, such as but not limited to changes to building code requirements, updates to LEED "Silver” standards, and changes in Secretary of Interior Standards. No changes will be permitted unless the MMP continues to satisfy the requirements of CEQA, as determined by the City.

Mitigation Measures & Project Design Features

MM A.1 Cultural Resources (Paleontological Resources). If any archaeological materials are encountered during the course of Project development, all further development activity shall be halted in the area of the discovery and:

a. The services of an archaeologist shall then be secured by contacting the South Central Coastal Information Center located at California State University Fullerton, or a member of the Society of Professional Archaeologists (SOPA), or a SOPA-qualified archaeologist, who shall assess the discovered material(s) and prepare a survey, study, or report evaluating the impact.

b. The archaeologist’s survey, study, or report shall contain a recommendation(s), if necessary, for the preservation, conservation, or relocation of the resource.

c. The applicant shall comply with the recommendations of the evaluating archaeologist, as contained in the survey, study, or report.

d. Project development activities may resume once copies of the archaeological survey, study, or report are submitted to the South Central Coastal Information Center at California State University Fullerton.

e. Prior to the issuance of any building permit, the applicant shall submit a letter to the case file indicating what, if any, archaeological reports have been submitted, or a statement indicating that no material was discovered.

f. A covenant and agreement binding the applicant to this condition shall be recorded prior to issuance of a grading permit.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Construction Monitoring Frequency: If materials are encountered Action Indicating Compliance: Field inspection sign-off

MM A-2 Cultural Resources (Paleontological Resources). If any paleontological materials are encountered during the course of Project development, all further development activities shall be halted in the area of the discovery and: CPC-2015-2593-GPA-ZC-HD-ZAA-SPR Q-6

a. The services of a paleontologist shall then be secured by contacting the Center for Public Paleontology USC, UCLA, California State University Los Angeles, California State University Long Beach, or the Los Angeles County Natural History Museum - who shall assess the discovered material(s) and prepare a survey, study, or report evaluating the impact.

b. The paleontologist’s survey, study, or report shall contain a recommendation(s), if necessary, for the preservation, conservation, or relocation of the resource.

c. The applicant shall comply with the recommendations of the evaluating paleontologist, as contained in the survey, study, or report.

d. Project development activities may resume once copies of the paleontological survey, study, or report are submitted to the Los Angeles County Natural History Museum.

e. Prior to the issuance of any building permit, the applicant shall submit a letter to the case file indicating what, if any, paleontological reports have been submitted, or a statement indicating that no material was discovered.

f. A covenant and agreement binding the applicant to this condition shall be recorded prior to the issuance of a grading permit.

MM A-3 Cultural Resources (Paleontological Resources). In the event that human remains are discovered during excavation activities, the following procedure shall be observed:

a. Stop immediately and contact the County Coroner.

b. The coroner has two working days to examine human remains after being notified by the responsible person. If the remains are Native American, the coroner has 24 hours to notify the Native American Heritage Commission.

c. The Native American Heritage Commission will immediately notify the person it believes to be the most likely descendant of the deceased Native American.

d. The most likely descendant has 48 hours to make recommendations to the owner, or representative, for the treatment or disposition, with proper dignity, of the human remains and grave gods.

e. If the descendant does not make recommendations within 48 hours, the owner shall reinter the remains in an area of the property secure from further disturbance.

f. If the owner does not accept the descendant’s recommendations, the owner or the descendant may request mediation by the Native American Heritage Commission. CPC-2015-2593-GPA-ZC-HD-ZAA-SPR Q-7

Enforcement Agency: Los Angeles Department of Building and Safety, Los Angeles County Coroner Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Construction Monitoring Frequency: If human remains are encountered Action Indicating Compliance: Coroner or Native American Heritage Commission sign-off

Aesthetics

MM B.1 All mechanical and electrical equipment that is located on the rooftops would be screened from public view.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Pre-construction Monitoring Frequency: Once, at plan check Action Indicating Compliance: Plan approval

MM B.2 The maximum height of any building constructed as part of the Project would be 320 feet.

MM B.3 The maximum square footage of the proposed tower would be 480,000 square feet.

MM B.4 The Project shall conform to the general layout shown on the site plan dated January 6, 2016.

MM B.5 Utility equipment would be placed underground, screened from public view, or incorporated into the design of the Project.

Action Indicating Compliance: Plan approval

MM B.6 All exterior lighting would be designed with internal and/or external glare control and would be designed, arranged, directed, or shielded to contain direct illumination on-site.

MM B.7 The exterior of the proposed structures shall be constructed of materials such as, but not limited to, high-performance and/or non-reflective tinted glass (no mirror-like tints or films) and pre-cast concrete or fabricated wall surfaces to minimize glare and reflected heat.

Air Quality

MM C.1 All diesel-powered off-road construction equipment greater than 50 horsepower shall meet USEPA Tier 3 or higher emissions standards. In addition, all construction equipment shall be outfitted with BACT devices certified by CARB. Any emissions control device used by the contractor shall achieve emissions reductions that are no less than what could be achieved by a CARB- defined Level 3 diesel emissions control strategy for a similarly sized engine as defined by CARB regulations.

Enforcement Agency: Los Angeles Department of Building and Safety; SCAQMD Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Construction Monitoring Frequency: Periodic field inspection Action Indicating Compliance: Field inspection sign off

MM C.2 Require the use of 2010 and newer diesel haul trucks (e.g., material delivery trucks and soil import/export) and if the Lead Agency determines that 2010 model year or newer diesel trucks cannot be obtained, the Lead Agency shall require trucks that meet U.S. EPA 2007 model year NOx emissions requirements.

MM C.3 At the time of mobilization of each applicable unit of equipment, a copy of each unit’s certified tier specification, BACT documentation, and CARB or SCAQMD operating permit shall be provided.

Enforcement Agency: Los Angeles Department of Building and Safety; SCAQMD Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Construction Monitoring Frequency: Once, during field inspection Action Indicating Compliance: Field inspection sign off

MM C.4 Encourage construction contractors to apply for SCAQMD "SOON” funds. Incentives could be provided for those construction contractors who apply for SCAQMD "SOON” funds. The "SOON” program provides funds to accelerate clean up of off-road diesel vehicles, such as heavy duty construction equipment. More information on this program can be found at: http://www.aqmd.gov/home/programs/business/business-detail?title=off-road- diesel-engines&parent=vehicle-engine-upgrades.

MM C.5 Hearths and fireplaces shall be excluded from residential units.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Pre-Construction Monitoring Frequency: Once, at plan check Action Indicating Compliance: Issuance of building permits

MM C.6 Construction activities shall comply with SCAQMD Rule 403, including the following measures:

Apply water to disturbed areas of the site three times a day

Require the use of a gravel apron or other equivalent methods to reduce mud and dirt trackout onto truck exit routes

Appoint a construction relations officer to act as a community liaison concerning on-site construction activity including resolution of issues related to PM generation.

Limit soil disturbance to the amounts analyzed in the Final EIR.

All materials transported off-site shall be securely covered.

Apply non-toxic soil stabilizers according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for ten days or more). CPC-2015-2593-GPA-ZC-HD-ZAA-SPR Q-10

Traffic speeds on all unpaved roads to be reduced to 15 mph or less.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Construction Monitoring Frequency: Periodic field inspection Action Indicating Compliance: Field inspection sign off

MM C.7 All diesel-fueled commercial heavy- and medium-duty vehicles shall comply with CARB’s regulations limiting idling (Title 13 Section 2485). This includes no idling of primary diesel engines for more than five minutes and not using diesel-fueled auxiliary power systems to power cab functions (e.g., heating, air conditions) for more than five minutes when within 100 feet of restricted areas.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Construction Monitoring Frequency: Periodic field inspection Action Indicating Compliance: Field inspection sign off

MM C.8 Architectural coatings and solvents applied during construction activities shall comply with SCAQMD Rule 1113, which governs the VOC content of architectural coatings.

Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Construction Monitoring Frequency: Field inspection Action Indicating Compliance: Field inspection sign off

MM C.9 Any stationary sources of emissions shall comply with SCAQMD rules and regulations, including Regulation XIII, which governs New Source Review for major stationary sources.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Construction Monitoring Frequency: Field inspection Action Indicating Compliance: Field inspection sign off

MM C.10 Any restaurants that include chain-driven charbroilers shall comply with SCAQMD Rule 1138, which requires use of catalytic oxidizer controls.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Construction Monitoring Frequency: Field inspection Action Indicating Compliance: Field inspection sign off

Geology & Soils

MM D.1 The Project shall comply with the conditions contained within the Department of Building and Safety’s Geology and Soils Report Approval Letter CPC-2015-2593-GPA-ZC-HD-ZAA-SPR Q-11

for the proposed project, and as it may be subsequently amended or modified.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Prior to the issuance of grading or building permits Monitoring Frequency: Ongoing during construction Action Indicating Compliance: Field inspection sign-off

MM D.2 All structures and buildings shall be constructed to industry standards and agency regulations for all geotechnical considerations, including seismic, soil excavation, de-watering requirements, grading, foundation design, settlement, pavement recommendations, retaining walls, drainage, shoring, and any other relevant recommendations within the Geotechnical Investigation.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Construction Monitoring Frequency: Ongoing during construction Action Indicating Compliance: Field inspection sign-off

MM E-1 Greenhouse Gas Emissions. To encourage carpooling and the use of electric vehicles by Project residents and visitors, the Applicant shall provide panel capacity and conduit for future installation of electrical outlets, designed to accommodate the future installation, and simultaneous charging, of a minimum number of 208/240 V amp, grounded AC outlets, that is equal to 20 percent of the total number of parking spaces. The conduit shall terminate within the parking area. When the application of the 20 percent results in a fractional space, round up to the next whole number.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Construction Monitoring Frequency: Field inspection Action Indicating Compliance: Field inspection sign-off

Hazards & Hazardous Materials

MM F.1 Prior to issuance of a grading permit, the Project Applicant shall prepare a Soil Management Plan (SMP) for the Project. The SMP should address the delineation of the vertical and lateral extent of identified TPH and metals impacts in Project Site soil. Soil management procedures shall be described so that hazardous soil can be separated from non-hazardous soil during excavation tasks.

Soil management procedures outlined in the SMP shall be followed during the Project’s excavation and development phases to properly manage the various classes of soil and to minimize risk to workers and the public during construction.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Grading and excavation Monitoring Frequency: Periodic, during grading Action Indicating Compliance: Issuance of grading permit CPC-2015-2593-GPA-ZC-HD-ZAA-SPR Q-12

MM F.2 The soils is the areas on Parcels A and B with the potential for elevated concentrations of lead will be excavated prior to the start of construction and the excavated material will be stockpiled and characterized for disposal prior to shipment off-site. Soil samples will be collected from the bottom and sidewalls of the excavation to confirm the lead impacted soil has been removed.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Grading and excavation Monitoring Frequency: Periodic, during grading Action Indicating Compliance: Soil samples indicating that lead impacted soil has been removed.

MM F.3 If an underground storage tank on Parcel D is encountered during grading and excavation for the proposed subterranean parking structure, it shall be removed under permit and in accordance with LAFD regulations.

Enforcement Agency: Los Angeles Fire Department. Monitoring Agency: Los Angeles Fire Department. Monitoring Phase: During grading and excavation Monitoring Frequency: Periodic during grading and excavation Action Indicating Compliance: Issuance of underground storage tank removal approval letter

MM F.4 Prior to the issuance of any permit for the demolition or alteration of the existing structures, the Applicant shall provide a letter to the Department of Building and Safety from a qualified asbestos abatement consultant indicating that no Asbestos-Containing Materials (ACM) are present in the building. If ACMs are found to be present, it will need to be abated in compliance with the South Coast Air Quality Management District's Rule 1403 as well as all other applicable State and Federal rules and regulations.

Enforcement Agency: Los Angeles Department of Building and Safety. Monitoring Agency: Los Angeles Department of Building and Safety. Monitoring Phase: Prior to demolition activities Monitoring Frequency: Once, at plan check Action Indicating Compliance: Issuance of a building permit

MM F.5 Prior to issuance of any permit for the demolition or alteration of the existing structures, a lead-based paint survey shall be performed to the written satisfaction of the Department of Building and Safety. Should lead-based paint materials be identified, standard handling and disposal practices shall be implemented pursuant to OSHA regulations.

MM F.6 Prior to the issuance of a building permit, the Applicant shall develop an emergency response plan in consultation with the Fire Department. The emergency response plan shall include but not be limited to the following: CPC-2015-2593-GPA-ZC-HD-ZAA-SPR Q-13

mapping of emergency exits, evacuation routes for vehicles and pedestrians, location of nearest hospitals, and fire departments.

Enforcement Agency: LAFD; Los Angeles Department of Building and Safety Monitoring Agency: LAFD; Los Angeles Department of Building and Safety Monitoring Phase: Pre-operation; Operation Monitoring Frequency: Once, for Plan approval prior to operation Action Indicating Compliance: Plan approval prior to operation (Pre-operation)

Hydrology & Water Quality

MM G.1 Prior to issuance of a grading permit, the Applicant shall obtain coverage under the State Water Resources Control Board National Pollutant Discharge Elimination System General Permit for Storm Water Discharges Associated with Construction and Land Disturbance Activities (Order No. 2009- 0009-DWQ, National Pollutant Discharge Elimination System No. CAS000002) (Construction General Permit). The Applicant shall provide the Waste Discharge Identification Number to the City of Los Angeles to demonstrate proof of coverage under the Construction General Permit. A Storm Water Pollution Prevention Plan shall be prepared and implemented for the proposed Modified Project in compliance with the requirements of the Construction General Permit. The Storm Water Pollution Prevention Plan shall identify construction Best Management Practices to be implemented to ensure that the potential for soil erosion and sedimentation is minimized and to control the discharge of pollutants in stormwater runoff as a result of construction activities.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Pre-grading Monitoring Frequency: Once, at permit application submittal Action Indicating Compliance: Issuance of grading permit

MM G.2 If required, any dewatering activities during construction shall comply with the requirements of the Waste Discharge Requirements for Discharges of Groundwater from Construction and Project Dewatering to Surface Waters in Coastal Watersheds of Los Angeles and Ventura Counties (Order No. R4-2008- 0032, National Pollutant Discharge Elimination System No. CAG994004) or subsequent permit. This will include submission of a Notice of Intent for coverage under the permit to the Los Angeles Regional Water Quality Control Board at least 45 days prior to the start of dewatering and compliance with all applicable provisions in the permit, including water sampling, analysis, and reporting of dewatering-related discharges.

Enforcement Agency: Los Angeles Regional Water Quality Control Board Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: 45 days prior to dewatering, if required Monitoring Frequency: Once, at permit application submittal Action Indicating Compliance: Submittal of Notice of Intent

MM G.3 Prior to issuance of grading permits, the Applicant shall submit a Low Impact Development Plan and/or Standard Urban Stormwater Mitigation Plan to the City of Los Angeles Bureau of Sanitation Watershed Protection Division for review and approval. The Low Impact Development Plan and/or CPC-2015-2593-GPA-ZC-HD-ZAA-SPR Q-14

Standard Urban Stormwater Mitigation Plan shall be prepared consistent with the requirements of the Development Best Management Practices Handbook.

Enforcement Agency: Los Angeles Bureau of Sanitation Monitoring Agency: Los Angeles Bureau of Sanitation Monitoring Phase: Pre-grading Monitoring Frequency: Once, at LID Plan submittal Action Indicating Compliance: Issuance of grading permit

MM G.4 The Best Management Practices shall be designed to retain or treat the runoff from a storm event producing 0.75 inch of rainfall in a 24-hour period, in accordance with the Development Best Management Practices Handbook Part B Planning Activities. A signed certificate from a licensed civil engineer or licensed architect confirming that the proposed Best Management Practices meet this numerical threshold standard shall be provided.

Enforcement Agency: Los Angeles Bureau of Sanitation Monitoring Agency: Los Angeles Bureau of Sanitation Monitoring Phase: Pre-grading Monitoring Frequency: Once, at submittal of Best Management Practices certificate Action Indicating Compliance: Issuance of grading permit

MM G.5 The Project Applicant shall comply with all mandatory storm water permit requirements (including, but not limited to NPDES, SWPPP and SUSMP, and LID requirements) at the Federal, State and local level.

Enforcement Agency: Los Angeles Department of Building and Safety. Monitoring Agency: Los Angeles Department of Building and Safety. Monitoring Phase: Prior to construction Monitoring Frequency: Once, at plan check Action Indicating Compliance: Issuance of a building permit

Noise

MM I.1 The Project shall comply with the City of Los Angeles Building Regulations Ordinance No. 178048, which requires a construction site notice to be provided that includes the following information: job site address, permit number, name and phone number of the contractor and owner or owner’s agent, hours of construction allowed by code or any discretionary approval for the site, and City telephone numbers where violations can be reported. The notice shall be posted and maintained at the construction site prior to the start of construction and displayed in a location that is readily visible to the public.